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    2136 Blue Sage Trl Corvallis, MT 59828
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    2136 Blue Sage Trl Corvallis, MT 59828

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    • Residential land & home lots
    For Sale
    $352,500
    View Listing →
    Corvallis Land with Mountain Views For Sale
    $352,500
    20.00 Acres

    Corvallis Land with Mountain Views

    20-acre property with utilities, views, and building approval.

    2136 Blue Sage Trail, Corvallis, MT 59828
    View Listing
    Property ID
    US52-0528839
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Residential land & home lots

    Property Details for 2136 Blue Sage Trl

    Property type
    Residential land & home lots

    Description

    READY TO BUILD! Septic approval permit already obtained, electrical & well are already in! Great well production (20gpm+ on log). Majestic Bitterroot Mountain views from this 20+/- acre property. Adjacent to Montana State Lands bordered on two sides! The perfect spot for your Montana forever home. Numerous potential home sites & lots of room for horses or cattle. A wonderful storage building with deck is on the property and included. It is perched with a perfect view to watch the construction of your new home. Wildlife abounds here and the quiet serenity of the property lends itself to beautiful walking trails. The corner pins are marked. Beautiful trees on the property & pasture areas. 100's of miles of horseback riding available nearby. Glorious sunsets await you and unsurpassed Valley views. Near area amenities and the Bitterroot River for Blue Ribbon Trout fishing. Quick drive to Hamilton and approximately 1 hour to Missoula with its regional shopping and International Airport.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Corvallis
    County
    Ravalli
    State
    Montana
    Longitude
    -113.9900798
    Latitude
    46.3397054

    Comparable in this City

    • $352,500
      20.00 Acres

      Corvallis Land with Mountain Views

      20-acre property with utilities, views, and building approval.
      2136 Blue Sage Trl, Corvallis, MT 59828
      View Details
    • New
      $350,000
      4.86 Acres

      4.86 Acre Homesite in Corvallis

      Exceptional land parcel with mountain views, ready for custom build.
      Nhn Cloud 9 Ln, Corvallis, MT 59828
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    • $215,000
      5.05 Acres

      Land with Bitterroot Valley Views

      5.05-acre parcel in Corvallis Hills with panoramic views.
      Corvallis Hills Dr, Corvallis, MT 59828
      View Details
    • $800,000
      40.13 Acres

      40 Acres in Corvallis, MT

      40.13 acres with south-facing building spot and mountain views.
      Sapphire Ranch Trl, Corvallis, MT 59828
      View Details
    • $450,000
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      20 Acres of Montana Land

      Scenic 20-acre property with state land border and hunting opportunities.
      271 Sapphire Ranch Trl, Corvallis, MT 59828
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    • $450,000

      Sapphire Ranch Land For Sale

      Land tract available in Sapphire Ranch, Corvallis, Montana.
      271 Sapphire Ranch Trl, Corvallis, MT 59828
      View Details

    Similar Nearby for Sale

    • $215,000
      5.05 Acres

      Land with Bitterroot Valley Views

      5.05-acre parcel in Corvallis Hills with panoramic views.
      Corvallis Hills Dr, Corvallis, MT 59828
      View Details
    • New
      $350,000
      4.86 Acres

      4.86 Acre Homesite in Corvallis

      Exceptional land parcel with mountain views, ready for custom build.
      Nhn Cloud 9 Ln, Corvallis, MT 59828
      View Details
    • $352,500
      20.00 Acres

      Corvallis Land with Mountain Views

      20-acre property with utilities, views, and building approval.
      2136 Blue Sage Trl, Corvallis, MT 59828
      View Details
    • $449,500
      9.74 Acres

      Bitterroot Valley Acreage with Mountain Views

      9.74 acres in Corvallis, MT with mountain views.
      Nhn Oil Wl Rd, Corvallis, MT 59828
      View Details
    • $225,000
      20.00 Acres

      20 Acres in Corvallis Foothills

      20-acre agricultural land with valley views near Corvallis, Montana.
      Nhn Blue Sage Trl, Corvallis, MT 59828
      View Details
    • $250,000
      20.00 Acres

      Corvallis Land with Panoramic Views

      20-acre parcel with well, views, and potential home site.
      22 Blue Sage Rd, Corvallis, MT 59828
      View Details
    View Listing
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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